102 BULIAN LN TX 78746
| Owner | RIPLEY JOHN R & KITTY JO |
|---|---|
| Parcel ID | 0109130702 |
| Short ID | 107690 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,939 SF |
| Land SF | 16,200 SF |
| Acres | 0.372 |
| Year Built | 1970 |
| Legal | LOT 11 WESTWOOD VILLAS SEC 2 |
| Neighborhood | M5705 |
| Land | $1,006,667 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,006,667 |
| Improvement | $78,085 |
|---|---|
| Total Improvement | $78,085 |
| Market | $1,084,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,084,752 |
| Value Limitation Adjustment (−) (homestead cap) | −$31,397 |
| Net Appraised (assessed) | $1,053,355 |
| Taxable Value | $1,053,355 |
|---|
Appreciation: Market value has risen +117.0% from $499,816 (2021) to $1,084,752 (2025), a CAGR of 21.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,390. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,053,355) is $31,397 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 93% of market value ($1,006,667 land vs $78,085 improvements), about $62/SF of land. With value concentrated in the land under a ~56-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,084,752, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +21.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,857,464 by 2030, with an estimated annual tax burden around $19,974. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,939 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,939 SF | ✗ |
| 061 | CARPORT ATT 1ST | 437 SF | ✗ |
| 581 | STORAGE ATT | 92 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $7,305.02 | $7,305.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,299.15 | $3,299.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,036.00 | $1,036.00 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $665.37 | $665.37 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $519.66 | $519.66 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $12,825.20 | $12,825.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $973,888 | $1,084,752 | -10.2% |
| Assessed Value | $973,888 | $1,053,355 | -7.5% |
| Land Value | $852,833 | $1,006,667 | -15.3% |
| Improvement Value | $121,055 | $78,085 | +55.0% |
| Taxable Value | $973,888 | $1,053,355 | -7.5% |
| Total Tax 2026 = estimate |
~$14,229
Estimated
|
~$12,825
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $973,888 | $973,888 | +0 (+0.0%) |
| Taxable Value | $973,888 | $973,888 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $973,888 | $852,833 | $121,055 | — | $973,888 | $973,888 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,084,752 | $1,006,667 | $78,085 | −$31,397 | $1,053,355 | $1,053,355 | ~$12,825 | Partial |
| 2024 | $911,014 | — | — | −$151,014 | $760,000 | $— | $12,906 | Verified |
| 2023 | $911,014 | — | — | −$151,014 | $760,000 | $— | $13,030 | Verified |
| 2022 | $573,700 | — | — | — | $760,000 ! | $— | $14,227 | Verified |
| 2021 | $499,816 | — | — | −$72,316 | $427,500 | $— | $9,684 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.2% | -7.5% | ~100% | Not available | Partial |
| 2025 | +23.6% | +20.0% | 97.1% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.4700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4300% | Verified |
| 2022 | +58.8% | +58.8% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +89.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.2% | +16.5% | +24.1% | +58.8% | 2023 | -10.2% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 132.5% | 2022 | 83.4% | 2023 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,825 | $12,534 | ~$18,111 | $14,227 | 2022 | $9,684 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,316,620 | ~$1,158,690 | ~1.4043% | ~$16,272 | +21.4% |
| 2027 | ~$1,598,051 | ~$1,274,560 | ~1.3476% | ~$17,176 | +47.3% |
| 2028 | ~$1,939,638 | ~$1,402,016 | ~1.2909% | ~$18,098 | +78.8% |
| 2029 | ~$2,354,240 | ~$1,542,217 | ~1.2342% | ~$19,033 | +117.0% |
| 2030 | ~$2,857,464 | ~$1,696,439 | ~1.1774% | ~$19,974 | +163.4% |
| 2026 | ~$1,294,925 | ~$1,158,690 | ~1.4611% | ~$16,929 | +19.4% |
| 2027 | ~$1,545,820 | ~$1,274,560 | ~1.4611% | ~$18,622 | +42.5% |
| 2028 | ~$1,845,326 | ~$1,402,016 | ~1.4611% | ~$20,484 | +70.1% |
| 2029 | ~$2,202,862 | ~$1,542,217 | ~1.4611% | ~$22,533 | +103.1% |
| 2030 | ~$2,629,672 | ~$1,696,439 | ~1.4611% | ~$24,786 | +142.4% |
| 2026 | ~$1,338,315 | ~$1,158,690 | ~1.3760% | ~$15,943 | +23.4% |
| 2027 | ~$1,651,150 | ~$1,274,560 | ~1.2909% | ~$16,453 | +52.2% |
| 2028 | ~$2,037,110 | ~$1,402,016 | ~1.2058% | ~$16,905 | +87.8% |
| 2029 | ~$2,513,289 | ~$1,542,217 | ~1.1207% | ~$17,284 | +131.7% |
| 2030 | ~$3,100,776 | ~$1,696,439 | ~1.0356% | ~$17,568 | +185.9% |
In 2025, this property's market value of $1,084,752 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +109% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,084,752 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $911,014 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $911,014 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $573,700 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $499,816 | $300,453 | $376,850 | $539,896 | ↑ Above median | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.